Find a Wokingham Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Wokingham? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Wokingham conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Wokingham

My husband and I are purchasing a 3 bedroom apartment in Wokingham with a mortgage. We have a Wokingham conveyancer, but the lender says she’s not on their "panel". It seems we have little choice but to select one of the mortgage company panel conveyancing practices or retain our Wokingham property lawyer and pay for one of their panel ones to act for them. This feels very unfair; are we not able to demand that the bank use our Wokingham solicitor ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Wokingham conveyancing solicitor to apply to be on the conveyancing panel.

I am helping my mother sell her property in Wokingham. Will the solicitor arrange the energy assessment or it is for me to see to?

After the abolition of Home Information Packs, energy assessments was left as a required component of selling a property. An energy performance certificate should be commissioned in advance of the property being advertised. This is not something that lawyers ordinarily arrange. Where you are instructing a Wokingham conveyancing practitioner they might be able to arrange energy performance certificates due to their relationships with long established Wokingham providers

I am aiming to move house in July. Will my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Wokingham. Conveyancing lawyer was chosen before I stumbled across your site.

On the afternoon of completion you can pick up the keys from the property agent but this should only be done once the vendors conveyancers confirm to the agent that the monies to complete are in and the keys can be handed over. After that you can inform the removal company that they can start moving you in. We are not in a position to recommend a particular removal company but can assist you in locating a residential property solicitor in Wokingham or a solicitor with expertise in conveyancing in Wokingham.

I have finally had an offer on an apartment in Wokingham agreed to, the sellers do however have an associated purchase. The owners have offered on on an apartment, however it’s not yet tied up, and have viewings of other flats in the pipeline. I have instructed a local conveyancing solicitor in Wokingham. What do I do now? At what stage do I apply for the mortgage with Barclays?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Wokingham conveyancing search charges, etc). The first course of action is to check that your conveyancing practitioner is on the Barclays approved list. As to the next steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a hot market some buyers would apply for the mortgage with Barclays and arrange for the valuation and only if it was satisfactory would they pay their solicitor to proceed with the conveyancing in Wokingham.

I got the keys to my house on 11 October and my personal details are still not registered. Need I be worried? My conveyancing solicitor in Wokingham advises it will be registered in a couple of weeks. Are properties in Wokingham uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Wokingham registration formalities. Rather than based on location, timescales can differ depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any interested parties. Currently in the region of three quarters of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Registration occurs after the purchaser is living at the property so an expedited registration is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.

Am I better off to instruct a Wokingham conveyancing lawyer who is local to the property I am purchasing? I have an old university friend who can execute the conveyancing however they are based 200miles drive away.

The benefit of a high street Wokingham conveyancing firm is that you can pop in to sign paperwork, hand in your identification documents and pester them where appropriate. They will also have local intelligence which is a bonus. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were happy that must trump using an unfamiliar Wokingham conveyancing solicitor solely due to them being round the corner.

The lawyers handling our conveyancing in Wokingham has forwarded documents to review that state the property is unregistered with epitome documents. Is it not the case that all property in Wokingham should be registered?

It is rare for property in Wokingham not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Wokingham conveyancing lawyers will be capable of dealing with such matters but if any uncertainty exists the usual guidance nowadays appears to be for the seller’s conveyancer to address the registration formalities first and then deal with the transfer to the buyer - this no doubt cause a drawn-out home move.

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